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Report To: Planning and Development Committee
Date of Meeting: December 9, 2024 Report Number: PDS-054-24
Authored By:Shrija Vora, Planner II
Submitted By:Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By:Mary-Anne Dempster, CAO
File Number:ZBA2024-0005 and S-C-2024-0004 Resolution#:
Report Subject: Applications for a Zoning By-Law Amendment, and Draft Plan of
Subdivision to permit the creation of eight lots (up to 16 semi-detached
dwelling units) and one future development block at 361 Townline Road,
Courtice.
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-054-24 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public and Council with respect
to Zoning By-Law Amendment and Draft Plan of Subdivision applications submitted
by Made-True Development Inc. on behalf of Frank Maida., and continue processing
the applications including the preparation of a subsequent recommendations report
3. That all interested parties listed in Report PDS-054-24 and any delegations be
advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-054-24
Report Overview
The Municipality is seeking the public’s input on applications for a Zoning By-law
Amendment and Draft Plan of Subdivision to create eight lots for up to 16 semi-detached
dwelling units and one future development block in Courtice.
The subject property is located at the northeast corner of Townline Road North and Lawson
Road in Courtice and is approximately 0.89 Ha (2 acre) in land area. The property is
designated Urban Residential and Rural within Clarington’s Official Plan.
1. Background
In March 2024, Clarington Staff met with Made-True Development Inc. and
representatives from 2056421 Ontario Inc., for a stage two pre-consultation meeting.
Agency and department comments were provided to the applicant as part of the
Meeting minutes dated March 26th, 2024.
On May 29, 2024 Weston Consulting submitted an application for a Zoning By-law
Amendment and a Draft Plan of Subdivision for propose of creation of eight (8) lots for
16 semi-detached dwelling units, one future development block, two road widening
blocks, two blocks for 0.3 metre reserves, one block for the widening of Lawson Road
and one block for the extension of Adelaide Avenue on the subject site, located on the
northeast corner of Townline Road North and Lawson Road in the Courtice Urban Area.
The subject property is approximately 0.89 hectares (2 acre) in area and currently has a
single detached dwelling and a detached accessory structure.
The application proposes eight lots to create 16 semi-detached dwelling units and one
future development block in Courtice (See Figure 1).
The application was deemed complete application on July 9, 2024. Following to which
the submitted studies and report were circulated to all relevant agencies and
department for review. First circulation comments were provided to the application on
September 10, 2024. Currently the second submission of the docume nts is under
review by staff and agencies and will be summarized in a future report.
Municipality of Clarington Page 3
Report PDS-054-24
Figure 1 – Proposed Draft Plan of Subdivision
2. Land Characteristics and Surrounding Uses
The subject lands are located on the north-east corner of Townline Road and Lawson
Road. The site currently has a single detached dwelling and a detached accessory
structure. The lands are generally flat, sloping slightly to the south.
The extension of Adelaide Avenue easterly is within the Region’s forecasted budget for
2025. The section of the subject property to the north of the future road falls within Rural
Area, while the portion of the property to the south is designated as the Urban Area of
Courtice.
The surrounding neighbourhood consists of mainly single detached dwellings. The
property just south of the subject site has an approved Draft Plan of Subdivision to
permit 25 Townhouse dwelling. The dwellings on Lawson Road are mainly one or one
and a half storeys in height with a few two storey dwellings. The properties on the south
side of Lawson Road are significantly larger and with deeper lots than found on the
north side of Lawson Road. Dwellings on Townline Road are a mix of one and two
storeys. The existing lots on Townline Road are significantly more varied in lot frontage
and lot size.
Municipality of Clarington Page 4
Report PDS-054-24
The surrounding uses are as follows:
North – Single detached dwelling
South – Approved draft plan of subdivision for townhouse swellings
East – Vacant land parcel
West – Single detached dwellings
3. Provincial Policy
Provincial Planning Statement, 2024
The Provincial Planning Statement, 2024 (PPS) identifies settlement areas as the focus
of growth. Land use patterns within settlement areas shall be based on densities and a
mix of land uses which efficiently use land, infrastructure and resources.
Opportunities for redevelopment and intensification are to be promoted where it can be
accommodated. Municipalities must provide a variety of housing types and densities,
and a range of housing options that are affordable to area residents.
4. Official Plans
Durham Regional Official Plan (Envision Durham)
4.1 At the time the application was submitted, the Region of Durham Official Plan (2020)
(RDOP) was in effect. However, on September 3, 2024, the Ministry of Municipal
Affairs and Housing approved in part, with modifications, the new Region of Durham
Official Plan (Envision Durham).
4.2 The Durham Region Official Plan (Envision Durham) designates the subject lands
Community Areas. Community Areas are intended to develop as complete
communities, providing a range of housing, transportation and lifestyle choices, and
creating opportunities for residents to live, shop, work and access services and
amenities within their community.
4.3 Chapter 5 of Envision Durham sets out policies for Vibrant Urban System which includes
Community Area and Corridors. The intent of these land use designations is for a full
range of housing to be developed in Community Areas based upon a number of
principles, including intensification and good urban design practices.
4.4 The proposal conforms with the Region of Durham Official Plan.
Municipality of Clarington Page 5
Report PDS-054-24
Clarington Official Plan (COP)
4.5 The Clarington Official Plan designates the lands Urban Residential and Rural. The
Urban Residential designation is predominately intended for housing purposes.
4.6 Consistent with higher levels of government planning documents, the Clarington Official
Plan supports opportunities for intensification within the existing built-up areas, while
having regard for established residential neighbourhoods. The proposal for
semidetached dwellings would contribute towards the Municipality’s Residential
Intensification Target and utilize existing public services and infrastructure.
Intensification within the Built-up Areas is encouraged and is to be given priority.
4.7 Any intensification or infill development in established neighbourhoods, must be
designed to respect and integrate with the physical character of th e surrounding
context.
4.8 Townline Road is identified as a Type B Arterial road in the Official Plan.
4.9 The proposal conforms with the Clarington Official Plan.
5. Zoning By-law
5.1 Zoning By-Law 84-63 zones the subject lands as Agricultural (A). The applicant is
proposing to change the zoning of the site from Agricultural to Urban Residential Type
Two (R2) Zone with site-specific exceptions.
5.2 The determination of appropriate zone categories will be made following the review all
public and agency comments and will be b rought forward at a future date with the
recommendation report. A draft Zoning By-law, submitted by the applicant, is included
as Attachment 1 to this report.
6. Summary of Background Studies
6.1 The applicant has submitted several supporting documents which have been circulated
to departments and agencies for review and comment. The list of studies and drawings
are on the development application webpage www.clarington.net/361TownlineRoad
and are also available upon request. A summary of the submitted reports and studies
will be provided in a future recommendation report.
Municipality of Clarington Page 6
Report PDS-054-24
7. Public Notice and Submissions
7.1 Due to Canada Post strike, Public Notices were hand delivered to approximately 61
landowners in Clarington within 120 metres of the subject lands on November 18 th,
2024, and 4 landowners in Oshawa was mailed. Two public meeting signs were
installed on the subject lands along Townline Road North and Lawson Road in
Courtice. Details of the proposed application were also posted on the Municipality’s
website, and in the Clarington Connected e -newsletter.
7.2 As of writing this report, staff have not received any public submissions.
7.3 Staff will continue to process any public inquiries received. Comments received at the
Statutory Public Meeting will also be considered and included in the recommendation
report.
8. Departmental and Agency Comments
8.1 The applications were circulated to internal departments and external agencies for
review and comments. A list and summary of the agency and internal department
comments received, as well as all public comments received, will be included in a
subsequent recommendation report.
9. Discussion
9.1 Currently Adelaide Road terminates on the west side of the intersection of Townline
Road. The Region of Durham has undertaken the Environmental Assessment (EA)
study required to extend Adelaide Road east of Townline Road to connect to Trulls
Road. The Region of Durham currently has the extension construction planned for
2025 according to current budget forecasts.
9.2 When Adelaide Road is extended east of Townline Road the Region intends to close
the existing Lawson Road access onto Townline Road and create a new access from
Lawson Road north onto the Adelaide Road extension. This new entrance will be
located farther away from the existing signalized Adelaide and Townline Road
intersection.
9.3 The Official Plan requires that new development within existing neighbourhoods must
respect the physical character of the existing neighbourhood. New development must
provide appropriate setbacks and have regard for the height and scale of the existing
building stock in the surrounding neighbourhood. The Official Plan policies are to
protect existing neighbourhoods from incompatible development.
Municipality of Clarington Page 7
Report PDS-054-24
9.4 The existing development in the surrounding neighbourhood is not indistinguishable in
nature. While majority of the surround development on Lawson Road and Townline
Road is comprised on single detached dwellings the size, form, setbacks, lot size and
frontages vary greatly. In recent years there have been a number of severances in the
area to create new lots, on Lawson Road and Townline Road. In addition, on the west
side of Townline Road an approved draft subdivision will be developed that includes
townhouses and single detached dwellings. The area has witnessed change and new
development and redevelopment over the recent years.
Further Considerations
9.5 In recent years, the Province of Ontario has updated the applicable Pla nning
Legislation to include policies related to the establishment of additional dwelling units,
accessory dwelling units, etc. in order to alleviate the current housing demand. For this
reason, the inclusion of accessory/additional dwelling units within t he proposed single
or townhouses, where possible is encouraged.
9.6 Staff will continue to review the submitted Plan of Subdivision and rezoning
applications and work with the applicant to address all technical matters. Agency and
public comments will be addressed in a subsequent recommendation report to
Committee and Council.
9.7 The purpose of the Public Meeting is to provide an opportunity for further public input.
These public comments will be compiled, discussed with the applicant and addressed
in a subsequent staff report.
10. Financial Considerations
10.1 Not Applicable, as this is a public meeting report to gather public input and the analysis
of the proposal and the reports are being reviewed by the different agencies, additional
financial considerations that may arise will be discussed in a subsequent
recommendation report.
11. Climate Change
11.1 As this is a public meeting report to gather public input and the analysis of the proposal
and the reports are being reviewed by the different agencies, a fulsome analysis of the
proposal, including the impacts on climate change will be discussed in a subsequent
recommendation report.
Municipality of Clarington Page 8
Report PDS-054-24
12. Strategic Plan
12.1 The proposed development will be reviewed against the three pillars of the Clarington
Strategic Plan 2024-27. Staff will give special attention to the priorities of growing
resilient, sustainable and complete communities and connecting residents through the
design of safe, diverse, inclusive and vibrant communities. An analysis of the proposed
developments interaction with the specific priorities of the Strategic Plan will be
included in the future recommendation report.
13. Concurrence
13.1 Not Applicable.
14. Conclusion
14.1 The purpose of this report is to provide background information and obtain comments
on the proposed Zoning By-law Amendment, and Draft Plan of Subdivision for 16 three-
storey semi-detached dwelling at the Statutory Public Meeting under the Planning Act.
Staff will continue to review and process the application, including consideration of
department, agency and public feedback and will prepare a subsequent
recommendation report for Council’s consideration. Comments received at this public
meeting will be considered and included in the final recommendation report.
Staff Contact: Shrija Vora, Planner II, (905)-623-3379 ext. 2436 or svora@clarington.net or
Amanda Tapp, Manager of Development Review, (905)623 -3379 ext. 2427 or
atapp@clarington.net.
Attachments:
Attachment 1 – Draft Zoning By-Law Amendment
Attachment 2 – Draft Plan of Subdivision
The Corporation of the Municipality of Clarington
By-law Number 2023 -______
Being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the
Municipality of Clarington.
Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-
law 84-63, as amended, of the Corporation of the Municipality of Clarington to permit the development
of 16 semi-detached dwellings on the subject lands, legally described as PCL 1 BLK 2 N1/2 OF S1/2 LT 35
CON 3 DARLINGTON AS IN N110077; CLARINGTON.
Now therefore the Council of the Municipality of Clarington enacts as follows:
1.Schedule “A” to By-law 84-63, as amended, is hereby further amended by changing the zone designation
from:
“Agricultural (A) Zone” to “Urban Residential Type Two (R2) Zone” with site-specific regulations as
illustrated on the attached Schedule “A” hereto.
Notwithstanding Section 13.1 of the Zoning By-law 84-63, the lands zoned “R2” shown on Schedule “A”,
the following permitted Uses shall apply:
-Semi-detached dwellings.
Notwithstanding By-law 84-63 Section 13.2, the lands zoned “R2” shown on Schedule “A”, the following
regulations shall apply:
a.Minimum lot frontage of 11m (for each pair of semi-detached dwellings);
b.Minimum Lot Area of 300 sq.m (for each pair of semi-detached dwellings);
c.Minimum Yards of:
o Rear yard: 2m
o Front Yard: 5m to the wall of the dwelling;
o Exterior Yard: 1.8m;
o Interior Yard: 0.56m;
d.Maximum Lot Coverage of 60%
Notwithstanding Section 3.16 the following shall apply:
•One outdoor and one indoor parking space per dwelling.
2. Schedule “A” attached hereto shall form part of the By-law.
3. This By-law shall come into effect on the date of passing hereof, subject to the provisions of Section 34
of the Planning Act.
Passed in Open Council this ___day of ____ 2023.
__________________
Adrian Foster, Mayor
__________________
June Gallagher, Municipal Clerk
N
This is Schedule "A" to By-law 2022- , passed this day of , 2022 A.D.4 4
Urban Residential Type Two (R2-XX)
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